Core Refusal Reason
The structure is too deteriorated to qualify for refurbishment as a vernacular dwelling, effectively making the proposal a new one-off house in a rural area for which no local need was demonstrated, alongside significant environmental and technical information deficits.
Decision Maker's Conclusion
- The subject structure is in a state of total ruin and does not possess the essential characteristics of a dwelling, meaning the proposal is contrary to policies governing the sympathetic refurbishment of vernacular buildings and fails to meet local housing need criteria for Rural Policy Zone 1.
- In the absence of an Appropriate Assessment Screening Report or Natura Impact Statement, the Planning Authority cannot be satisfied that the development will not have a significant adverse effect on the Dundalk Bay SAC and SPA.
- The applicant failed to provide sufficient technical information to demonstrate that the site is not at risk of flooding or coastal erosion, and failed to address concerns regarding traffic safety and sustainable drainage systems.
Cited Policies (CDP)
Rural Policy Zone 1HOU 51HOU 43BHC 17BHC 42BHC 44HOU 50NBG 3ENV 50ENV 52IU 18IU 19Section 13.9.12
Decision Document Summary
The applicants sought permission to refurbish and alter a ruined vernacular dwelling and outbuilding at Bellurgan, Co. Louth, located within Rural Policy Zone 1 and adjacent to Dundalk Bay. The Planning Authority refused the application because the structure is too far deteriorated to be considered a habitable house, thus classifying the proposal as a new rural dwelling for which no local need was established. Furthermore, the application lacked critical environmental assessments regarding prote...SOURCE PDFOpen Original
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